New Jersey Industrial Real Estate: Port Proximity and Strategic Distribution Location

Michael Walsh serves as senior vice president and market officer for Link Logistics in New Jersey, where he oversees warehouse and industrial real estate properties across one of the nation's most densely populated and strategically positioned markets. Link Logistics’ Garden State portfolio spans central to northern New Jersey, from New Jersey Turnpike Exit 7 to the Meadowlands. This geographic coverage provides businesses with access to the East Coast's largest container port and proximity to major Northeast population centers. With expertise in both new construction developments and value-add second-generation buildings, Michael helps companies navigate New Jersey's land-constrained market and capitalize on the region's unmatched distribution advantages. In this Q&A, Michael discusses New Jersey warehouse space for lease—what's driving demand, emerging market trends, and why the region's infrastructure and location continue to attract businesses. 

What drives demand for industrial real estate in New Jersey? 

Michael: A lot of it has to do with the population in northern New Jersey and New York. The region is home to the largest container port on the East Coast and the second-largest in the U.S. That port activity alone creates significant demand for warehouse and distribution space, with companies able to reach almost 50 million people within a four-hour drive of the Port of New York and New Jersey.  

Logistically, the New Jersey market from central to northern New Jersey is also strategic in terms of distribution throughout the Northeast. With proximity to I-95 and being positioned between Washington, D.C., and Boston—and New York right there as a major population center—businesses can get their products to a significant portion of the U.S. population efficiently. That location advantage is fundamental to why companies choose New Jersey for their distribution operations. 

What key trends are shaping the New Jersey warehouse market right now? 

Michael: Tenants should definitely be aware that construction starts are down significantly from their peak in 2022. Over the past year-and-a-half to two years, we've seen a real pullback in new supply. As leasing velocity picks up, supply is actually coming down. What's interesting is that vacancy never really hit peak levels compared to other market cycles, even though there was more construction from 2021 to 2024 than the market had ever seen before. So, fundamentals could be shifting pretty soon. 

Right now, a lot of the demand is being driven by foreign-based third-party logistics companies—predominantly Chinese 3PLs focused on the New York-New Jersey market and the Los Angeles-Inland Empire market, centered around our two largest container ports. There's been some saturation there, and it'll be interesting to see how this plays out over the next couple of years. 

How have tariffs impacted warehouse demand in New Jersey? 

Michael: Some of the 2025 rush to take space appears to have been influenced by tariff concerns. Tariffs seem to have affected the timing of when these foreign-based 3PLs secured space rather than being the fundamental driver of demand. I think the underlying demand has more to do with excess manufacturing capacity and the need to distribute product throughout the world, with the U.S. as a major consumer market. So, tariff considerations may have accelerated some decisions. But at the same time, there's a finite number of these companies that can successfully operate in any given market regardless of tariff policy. 

How does Link Logistics support companies looking for warehouse space in New Jersey? 

Michael: We have a diverse product offering. We have a strong pipeline of recently delivered warehouse developments, and we also maintain a good inventory of second-generation buildings. This allows us to offer customers different price points and different classes of space depending on their specific needs. 

Locationally, we're diverse as well—we have properties up and down the Turnpike from around Exit 7 up into the Meadowlands. That geographic coverage gives businesses flexibility in terms of where they want to position their operations within the broader New Jersey market, supporting last-mile delivery as well as regional distribution. 

Our portfolio scale also remains an advantage. We can accommodate customers as they grow or need to adjust their space requirements, providing flexibility within our property base that most other warehouse landlords can't match.

Looking ahead, what opportunities do you see for businesses considering New Jersey for their warehouse operations? 

Michael: The location will always be attractive for reaching a big section of the U.S. population for distribution and fulfillment, and the infrastructure advantages are enduring. New Jersey is already pretty land-constrained, but as data centers take land and supply away in other markets, that could potentially benefit New Jersey by making it relatively more attractive for industrial users. 

I think redevelopment represents an emerging opportunity. There's not a ton of infill land left to develop for new construction, but redevelopment of older facilities could create modern warehouse space in established locations. 

Fundamentally, the New Jersey market will continue to be what it's always been: a place with great infrastructure, great location and access to the largest port on the East Coast. A third of the U.S. population is within a one-day drive of New Jersey, offering almost unparalleled connectivity for logistics and distribution. Those fundamentals aren't changing, and in a supply-constrained environment, they become even more valuable for businesses that need to serve Northeast consumers and leverage port access for imports. 

Explore available warehouse and distribution space in New Jersey to learn more about industrial real estate opportunities in the Northeast.